6309 Old Mooretown Rd · Williamsburg, VA 23188

$200,000

2 bd · 2.0 ba · 980 sqft · SingleFamily · 29 Days on market

Built 1986 0.63 ac lot Est $247k · 19% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced below recent appraisal. Bring your reasonable offers. Conventional or Cash. 1986 Manufactured home on . 63 acres. 2 BR 2 BA. Home is livable but repairs are needed. City Sewer. City water connections are available at the street. Well water with new well pump installed 12-1-2021.

Key facts

• New lvp flooring
• City sewer
• 0.63 acre lot

Tags

• NEW LVP FLOORING
• NEWER REPLACEMENT WINDOWS
• CITY SEWER
• CITY WATER CONNECTIONS
• FRESHLY PAINTED EXTERIOR

Property features AI

Finance

• Other: Property sits on approximately 0.63 acres
• HOA & community: No HOA fees

Exterior

• Parking: Multi-car parking; Off-street parking; Driveway spaces
• Utilities: City/county sewer; Well water; Electric water heater; Electric power
• Home design: Detached manufactured home; One story with one living level; Ramp for accessibility; Crawl foundation
• Construction: Aluminum siding; Metal roof; Built on crawl foundation; Simple ownership
• Exterior features: Well water; Porch; Chain link partial fence

Interior

• Kitchen: Electric range; Refrigerator; Pantry; Breakfast area
• Bedrooms: Master bedroom with ensuite; First-floor bedroom with full bathroom; Additional bedroom
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced hot air heating (electric); Window/wall air conditioning
• Interior features: Cable hookup; Ceiling fan; Satellite dish; Walk-in closet
• Laundry & utility: Washer hookup; Dryer hookup; Utility room; Utility closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (7.7% below list).
• Recommended offer: $185k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.1% in Williamsburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#31 in VA, #734 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D.
• Market conditions: Rents rising (+2.5%/yr); 422 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 358 units permitted in James City County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• James City County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $125k; list at $200k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,568 (7.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $246,960
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6266 Richmond Rd	0.07mi	2/1.0	888 (-9%)	6mo	$170,000	$191	72
147 Raintree Way	0.66mi	2/2.0	1,003 (+2%)	18mo	$256,000	$255	50
120 Raintree Way	0.71mi	2/2.0	1,003 (+2%)	22mo	$253,000	$252	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-14,974
• Equity at exit: $29,821

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $6,712
• Equity at exit: $17,292

Cash invested: $56,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 23188

• Rents YoY: 2.5%
• Active inventory: 422
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $289

Break-even live

Break-even rent $1,480

Max offer price $200,000

Occupancy floor 79%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Bulifants Blvd Williamsburg, VA	1.0–3.0	1.0–2.0	1101	$2,066	$1.88	1d	15	0.91mi

Listing history 43 events

1. 2026-06-18
   days on market $200,000 Active 29 DOM
2. 2026-06-17
   days on market $200,000 Active 28 DOM
3. 2026-06-16
   days on market $200,000 Active 27 DOM
4. 2026-06-15
   days on market $200,000 Active 26 DOM
5. 2026-06-13
   days on market $200,000 Active 24 DOM
6. 2026-06-09
   days on market $200,000 Active 20 DOM
7. 2026-06-08
   days on market $200,000 Active 19 DOM
8. 2026-06-07
   days on market $200,000 Active 18 DOM
9. 2026-06-05
   days on market $200,000 Active 15 DOM
10. 2026-06-03
    days on market $200,000 Active 14 DOM
11. 2026-06-02
    days on market $200,000 Active 13 DOM
12. 2026-06-01
    days on market $200,000 Active 12 DOM
13. 2026-05-31
    days on market $200,000 Active 11 DOM
14. 2026-05-20
    listed $200,000 Active
15. 2024-05-05
    historical $1,200
16. 2024-04-27
    listed $1,200
17. 2023-02-01
    price $165,000
18. 2022-06-07
    soldstatus $125,000
19. 2022-05-31
    soldstatus $125,000 Closed 286-char remark

    Show marketing remark (286 chars)

    Priced below recent appraisal. Bring your reasonable offers. Conventional or Cash. 1986 Manufactured home on . 63 acres. 2 BR 2 BA. Home is livable but repairs are needed. City Sewer. City water connections are available at the street. Well water with new well pump installed 12-1-2021.

20. 2022-05-24
    status Pending 286-char remark

    Show marketing remark (286 chars)

    Priced below recent appraisal. Bring your reasonable offers. Conventional or Cash. 1986 Manufactured home on . 63 acres. 2 BR 2 BA. Home is livable but repairs are needed. City Sewer. City water connections are available at the street. Well water with new well pump installed 12-1-2021.

21. 2022-05-24
    status Under Contract

    Show marketing remark (286 chars)

    Priced below recent appraisal. Bring your reasonable offers. Conventional or Cash. 1986 Manufactured home on . 63 acres. 2 BR 2 BA. Home is livable but repairs are needed. City Sewer. City water connections are available at the street. Well water with new well pump installed 12-1-2021.

22. 2022-05-22
    listed $125,000 Active 286-char remark

    Show marketing remark (286 chars)

    Priced below recent appraisal. Bring your reasonable offers. Conventional or Cash. 1986 Manufactured home on . 63 acres. 2 BR 2 BA. Home is livable but repairs are needed. City Sewer. City water connections are available at the street. Well water with new well pump installed 12-1-2021.

23. 2022-05-22
    listed $125,000 Active

    Show marketing remark (286 chars)

    Priced below recent appraisal. Bring your reasonable offers. Conventional or Cash. 1986 Manufactured home on . 63 acres. 2 BR 2 BA. Home is livable but repairs are needed. City Sewer. City water connections are available at the street. Well water with new well pump installed 12-1-2021.

24. 2022-05-22
    historical

    Show marketing remark (286 chars)

    Priced below recent appraisal. Bring your reasonable offers. Conventional or Cash. 1986 Manufactured home on . 63 acres. 2 BR 2 BA. Home is livable but repairs are needed. City Sewer. City water connections are available at the street. Well water with new well pump installed 12-1-2021.

25. 2022-05-20
    status Active
26. 2022-05-06
    status Active
27. 2022-05-06
    price $135,000
28. 2022-05-05
    price $135,000
29. 2022-05-05
    historical Active Under Contract
30. 2022-03-21
    status Under Contract
31. 2022-03-12
    historical Active Under Contract
32. 2022-03-12
    status Pending
33. 2021-12-01
    listed $150,000 Active
34. 2021-12-01
    listed $150,000 Active
35. 2021-11-03
    price $89,900
36. 2021-11-03
    price $89,900
37. 2021-09-13
    price $165,000
38. 2021-03-01
    listed $135,000
39. 2021-01-05
    listed $299,876
40. 2001-06-04
    price $299,876
41. 2001-06-04
    price $299,876
42. 2001-05-01
    price $135,000
43. 2001-05-01
    price $135,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $443 · $37/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$1,197/yr (+$100/mo · 270.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,148
• − Mortgage interest: −$11,203
• − Property taxes: −$443
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$5,818
• Taxable income: $140
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $3,434/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — Williamsburg

• Score: 84/100
• State rank: #31
• US rank: #734

Category grades

Amenities A+ Commute A+ Cost of living D Crime B+ Employment B Housing B- Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: James City County · 45,803 people
• City population: 101,073
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 45,803
• Household income: $103,160
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 1353.0

Population outlook (James City County) Hauer SSP2

• Today (2025): 84,286 people
• By 2030: 89,687 · +6.4%
• By 2040: 99,580 · +18.1%
• By 2050: 108,487 · +28.7%
• By 2075: 128,950 · +53.0%
• By 2100: 138,702 · +64.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 7% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · James City

• 2024 margin: Lean D (+6.2) · D 52.5% · R 46.3% · Other 1.1%
• 2008→2024 swing: +15.5pp toward D · 2008: -9.2pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+4.8 2016: R+5.1 2012: R+12.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -213.65%
• Current HPI: 226.2192
• Rent YoY: ▲ 2.53%
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

+48.1% since first listed

30 events — show timeline

• 2026-05-20 Listed $200,000 REINMLS
• 2024-05-05 Rental Removed $1,200 RENTEC
• 2024-04-27 Listed for Rent $1,200 RENTEC
• 2023-02-01 Price Changed $165,000 WMLS
• 2022-06-07 Sold (Public Records) $125,000 Public Records
• 2022-05-31 Sold (MLS) $125,000 WMLS
• 2022-05-24 Pending — WMLS
• 2022-05-24 Pending — REINMLS
• 2022-05-22 Listing Removed — REINMLS
• 2022-05-22 Listed $125,000 REINMLS
• 2022-05-22 Listed $125,000 WMLS
• 2022-05-20 Relisted — REINMLS
• 2022-05-06 Relisted — WMLS
• 2022-05-06 Price Changed $135,000 WMLS
• 2022-05-05 Price Changed $135,000 REINMLS
• 2022-05-05 Contingent — REINMLS
• 2022-03-21 Pending — REINMLS
• 2022-03-12 Contingent — REINMLS
• 2022-03-12 Pending — WMLS
• 2021-12-01 Listed $150,000 REINMLS
• 2021-12-01 Listed $150,000 WMLS
• 2021-11-03 Price Changed $89,900 WMLS
• 2021-11-03 Price Changed $89,900 WMLS
• 2021-09-13 Price Changed $165,000 WMLS
• 2021-03-01 Listed $135,000 WMLS
• 2021-01-05 Listed $299,876 WMLS
• 2001-06-04 Price Changed $299,876 WMLS
• 2001-06-04 Price Changed $299,876 WMLS
• 2001-05-01 Price Changed $135,000 WMLS
• 2001-05-01 Price Changed $135,000 WMLS

Property tax history

+12.7%/yr

Latest (2025): $443 · +6.4% YoY. Source: county tax records.